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HomeMy WebLinkAboutDanville Place Subdivison P&Z ITem Packet (2) October 2~ 2006 RZ 06-007 MERIDIAN PLANNING & ZONING MEETING October 5, 2006 APPLICANT Danville Home, LLC ITEM NO. 11 REQUEST Public Hearing - Rezone of 2.28 acres from an R-4 to an R-8 zone for Danville Place Subdivision - 1812 & 1838 Leisure Lane AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: See Attached Staff Report CITY FIRE DEPT: :r7 CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: See Attached Comments See Attached Comments No Comment OTHER: See Affidavit of Sign Posting / Letter from Allan Wathers / Letter from Tino . Janet Sanchez Contacted: Date: Phone: Emailed: Staff Initials: Mat,rials prL9~.,ntld at public m~ti~ shall b~come proP)1ty of th. City of Mlridian. CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 .. -;.. ..., . II"~ . '.. :~: ,: ; ~ STAFF REPORT TO: Hearing Date: 10J5t006 Planning & Zoning Commission FROM: Amanda Hess, Planning Dept. Mike Cole, Public Works Dept. SUBJECT: Danville Place Subdivision . RZ-06-007 Rezoning of 2.28 acres from R-4 (Medium Low-Density Residential) to R-8 (Medium Density Residential) . PP-06-043 Preliminary Plat of 8 single-family building lots in a proposed R-8 zone ..~ 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Danville Home, LLC, has applied for rezoning of 2.28 acres from R-4 (Medium Low- Density Residential) to R-8 (Medium Density Residential) and preliminary plat approval of 8 single family residential lots for Danville Place Subdivision. The site has not been previously platted. The subject property is generally located 500 feet north of Cherry Lane and Igp mile east of Linder Road in Section 1, Township 3 North, Range 1 West, B.M., and is currently referenced as Assessor's Parcel Numbers S1201346740 and S1201346745. The subject site is currently within the corporate boundaries of the City and our Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications, RZ-06-007 and PP-06-043, were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis of the requested Re-Zoning and Preliminary Plat applications. Staff is recommendina denial of the proposed Danville Place Subdivision. 3. PROPOSED MOTIONS Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers RZ-06-007 and PP-06-043 as presented in the Staff Report for the hearing date of October 5, 2006: (You must state specific reasons for denial of the rezone and preliminary plat requests. ) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers RZ-06- 007 and PP-06-043 to the hearing date of (insert continued hearing date here) and direct staff to prepare findings and conditions for approval to be considered during the continued public hearing for these applications (please give any specifics you may wish to see in the fmdings and/or conditions of approval). 4. APPLICATION AND PROPERTY FACTS a. Site Address 1: Location: 1812 & 1838 Leisure Lane Meridian, ill 83642 ;~ DanvilIe Place Subdivision~RZ-06-007, PP-06-043 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 b. Applicant: Danville Home, LLC 3192 S. Daybreak Avenue Meridian, ill 83642 c. Owners: Gary Weeks & Margaret Wallett 1812 & 1838 Leisure Lane Meridian, ill 83642 d. Representative: Sabrina Whitehead, Briggs Engineering e. Present Zoning: R-4 (Medium Low-Density Residential) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: ~ f< 1. Date of Preliminary Plat (See Exhibit A): July 26, 2006 h. Applicant's Statement/Justification: The proposed overall density (4.00 dwellings per acre) of the project complies with the City's designation of Medium Density Residential (R-8) which allows for residential densities between 3 and 8 dwelling units per acre. The subdivision will provide lot sizes ranging from approximately 5,000 square feet to 28,500 square feet. 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as detemrined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: September 18, 2006; October 2, 2006 c. Radius notices mailed to properties within 300 feet on: September 8, 2006 d. Applicant posted notice on site by: September 25, 2006 6. LAND USE a. Existing Land Use(s): Residential b. Description of Character of Surrounding Area: Single Family Residential c. Adjacent Land Use and Zoning: 1. North / West: Residential, zoned R-4 2. East: Deerfield Subdivision, zoned R-4 3. South: Whitetail Subdivision, zoned R-4 d. History of Previous Actions: This property has already been annexed into the City, with R-4 zoning. The residential properties along Leisure Lane currently are provided with water service from the City, but not sewer. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There is currently a sewer main in N. W. 11 th Avenue. Danville Place Subdivisio~-06-007, PP-06-043 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 Location of water: There is currently a water main in N.W. 11 th Avenue. Issues or concerns: Public Works has many concerns with this proposed subdivision, they range from the lack of proposed sewer and water extensions, to the location and manner in which proposed mains are installed. ~ A) Per Meridian City Code9-4-8B, all new development shall have the responsibility, at his expense, to install sewer main to the boundary of his development which is farthest away from the point to which initial connection is made. In simpler form this is the City of Meridian's "to and through" policy. The applicant has shown only services to the lots, and not extension of mains to the edges of their development which would allow for neighboring properties to then connect and extend said main lines, so on and so forth so that the City's sewer system can service all parcels. B) Per Meridian City Code 9-1-26, the primary cost and responsibility for water line development shall be that of the owner, subdivider or developer. It shall be the owner's, subdivider's or the developer's responsibility to the purchase and lay water lines from the present water supply to the proposed project and to the boundary of the project farthest from the original water supply line, includi~ frontage roads. Again, this is the City of Meridian's "to and through" policy and would require extension of the water system to boundary of this proposed development and in the frontage road (Leisure Lane). C) The applicant's lack of public roadway within this development causes concern as to where the required, but not proposed, sewer and water main extension would be placed. At the minimum it would have to be in an basement expressly dedicated to the City of Meridian. However, it has been the Public Work's policy in the past not to have sewer and water mains installed within easements of buildable lots. Most often when a main has to be installed outside of the right-of-way, it has been in a connnon lot, not buildable lot. This policy has to do with access. Public Works requires a 14-foot all weather access road to be able to operate and maintain the sewer system. Maintenance of this road through somebody's backyard is often problematic. D) Public Works is supportive of the Planning Departments desire to have public road access throu~ this site. It is a more easily maintained and operated water and sewer system installed in public right-of-way. It is easier to locate and localize segments of the system in crisis situations, and during routine maintenance. Let alone maintenance of the access :.;: roads that the City is not really equipped to handle in the fIrst place. Additionally, extra- ordinary maintenance in the event of main bursts are more easily accomplished under right-of-way. E) Without providing water mains along the frontage on the western side of this proposed project, no hydrants would be installed. F) The applicant's preliminary plat shows no mention of a pressurized irrigation system being proposed as required by UDC 11-3A-15. This requirement is necessary to reduce the impact of the use of potable water as an irrigation source 2. Vegetation: Three mature trees at east property boundary are to be retained or mitigated for. 3. Floodplain: N/ A 4. Canal sID itche slIrrigati on: An irrigation ditch runs the entire eastern boundary and provides irrigation water to several large lot properties to the innnediate northwest. 5. Hazards: N/A Danville Place Subdivision~ RZ-06-007, PP-06-043 PAGE 3 CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2016 6. Current Zoning: R-4 7. Size of Property: 2.28 acres f. Subdivision Plat Information: 1. Residential Lots: 8 2. Non-residential Lots: 0 3. Total Building Lots: 8 4. Common Lots: 0 5. Other Lots: 0 6. Total Lots: 8 7. Open Lots: 0 8. Residential Area: 2.00 acres 9. Gross Density: 3.5 dwelling units / acre 10. Lot Sizes: Lot sizes range from approximately 5,000 square feet to 28,500 square feet. The average lot size is roughly 10,916 square feet. g. Landscaping: .':i 1. Width of street buffer(s): A landscape street buffer is not required along 11 th Street, and none is proposed. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: Because this property is less than 5 acres in size, no open space is required. The applicant is not proposini to provide any open space with this development. h. Required Residential Setbacks: As per the R-8 zone for detached single family dwellings. 1. Summary of Proposed Streets and / or Access (private, public, common drive, etc.): Six of the proposed building lots front and will take direct access from N.W. 11 th Avenue, a public street. Currently, the two existing homes take access from an existing private county road, Leisure Lane. Leisure Lane is improved with XX feet of pavement, no curb or gutter. The applicant is proposing to have the existing residences on Leisure Lane continue to take access from Leisure Lane, and not 11 th Avenue. ACHD has provided Site Specific and General Requirements for this project (See Exhibit B-7). 7. COMMENTS MEETING On September 15th, 2006, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "lCfedium Density Residential" on the Comprehensive Plan Future Land Use Map. The Comprehensive Plan calls for single-family homes at densities of three to eight dwelling units per acre on this site. (See Page 95 of the Comprehensive Plan) There are 8 building lots proposed on the subject 2.28 acres. There is a maximum density of 8 dwellina units per acre allowed in the R-8 zone by the UDC; the proposed gross density of Danville Place Subdivision is 3.5 dwelling units per acre. Staff Danville Place Subdivision~RZ-06-007, PP-06-043 PAGE 4 CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 does fmd that the proposed zoning designation, R-8, and density of 3.5 dwellings per acre, is in accordance with the 2002 Comprehensive Plan and Future Land Use Map. The following Comprehensive Plan policies apply to this application: · Chapter VII, Goal ill, Objective A, Action 1 - Require that development projects have planned for the provision of all public services. The City of Meridian plans to provide municipal services to the subject development in the following manner: · Sanitary sewer and water service will be extended to the project at the developer's expense. · The public roadway adjacent to the subject lands is currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. However, the private roadway adjacent to the subject lands is maintained by the homeowners who utilize it. Staff is not supportive of the continued maintenance of Leisure Lane by the homeowners. ;\' · The subject lands are currently serviced by the Meridian School District #2. This service will not change. · The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. · Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions. This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. A sidewalk is to be constructed along N W lith Avenue which will offer means for bicycle and pedestrian travel for those lots abutting said public road. However, two of the proposed lots abut Leisure Lane, a private roadway. It is in poor condition and the street section in front of the subject properties totals 18 to 20 feet, where no curb or walkway is currently provided for, and no provisions for bicycle or pedestrian travel have been sUJlfl.ested. Therefore. Staff does not believe that the subiect applications fully comply with the policies listed in the literature noted above. · Chapter VI, Goal IT, Obj ective A, Action 5 - Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood cOlll1ectivity as part of a community pathway system. The applicant would be required to complete the portion of the N W 11th Avenue street section which lies adjacent to the property, including constructing sidewalk which will provide appropriate pedestrian connectivity along said road. However, the applicant has not provided pedestrian connections interior to the subdivision as well as along Leisure Lane. i~~ Danville Place SuQilivisionm RZ-06-007, PP-06-043 PAGE 5 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 t: ~ · Chapter Vll, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Although the existing and proposed land uses are comIJatible, the six proposed 5,000 square foot lots which front N. W lith Avenue do not provide an appropriate transition between the one to ~- acre parcels to the north and west and the 8,000 square foot lots to the east and south. Additionally, this proposal offers no redevelopment potential for the one-acre parcels to the west. Stafffinds that the proIJosal is not compatible with surrounding develoIJments. · Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject property is currently zoned R-4, and is not located adjacent to lands zoned R-8. However, the site is designated Medium Density Residential on the Comprehensive Plan Future Land Use Map, and the proposed zoning designation of R-8 is generally consistent with the Map designation for this site. . Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. . Currently, the sole access to Cherry Lane for the roughly one-acre parcels to the west is by way of Leisure Lane, a private street. Per UDC 11-3F-I, single family developments are not to take access from private applicant is not proposing to provide a public stub street connection to any of the other residential properties in this area. If approved as proposed by the applicant, these remainder parcels will continue to have no access to any public street and, therefore, no ability to redevelop in the future. Staff believes that the IJrovision of public street connection to at least one adjacent parcel is needed for development of this property to be in the best interest of the CiN. Staff further believes that the existing homes that are to remain in this development should be required to take access from a IJublic street, and not Leisure Lane. :~: Chapter V, Goal I, Objective A, Action 8 - Develop policies and incentives to encourage infill and contiguous development. The subject property is bounded by large parcels to the north and wes.Staff would like the applicant to work with adjacent property owners for developing an overall site plan for how the immediate vicinity will develop. Staff believes that the best wav for this IJroIJerty to develoIJ is in coniunction with the other one-acre parcels along Leisure Lane. Until a master IJlan is devised, showing how all of the existing proIJerties can re-develop efficientlv, staff does not believe that this IJrOIJertv should be allowed to subdivide. If a feasible plan can be provided, staff would encourage redevelopment of these properties. Chapter VII, Goal V, Objective A, Action 11 - Apply design and performance standards to infilling development in order to reduce adverse impacts upon existing adjacent development. . In effect, the subject development is IJroposinf! to turn it's back on the adjacent properties, and does nothing to address the lack of public access in this area. Staff foresees nel!ative impacts on the surrounding proIJerties due to the lack of a redeveloIJment plan for the properties to the north and west, and the lack of an a1J.TJropriate transition between the 8.000 SQuare foot lots to the east and the ~ to one-acre lots to the north and west. Danville Place Subdivision'~ RZ-06-007, PP-06-043 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2~6 Staff finds that the zoning proposal is generally harmonious with the Future Land Use Map designation for this site, but is not harmonious with the surrounding area and generally does not meet the goals and policies of the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a Permitted Use in the R-4 and R-8 zones. b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ZONING ANALYSIS: The Future Land Use Map designates this property as "Medium Density Residential." The requested zoning and density of the proposed subdivision is consistent with said Comprehensive Plan designation. However, as stated above, staff believes that the addition of six, 5,000 square-foot lots at this location does not provide an appropriate transition between the one to 'is-acre parcels to the north and west and the 8,000 square foot lots to the east and south. Additionally, the site is bounded by several large lot properties to the east and west where City services are currently not available. The applicant has put together a development plan that includes only two of the nine large properties. All of these large lot properties have potential to redevelop in time. Staff believes that cooperation and integration of the subject parcels with at least some of the neighboring properties as a larger development is in the best interest of the City of Meridian. But until a re-development plan for this area can be agreed to by the adiacent propertvowners and the Citv.. staff does not believe rezoning of this property to R-8 is in the best interest of the City at this time. PRELIMINARY PLAT ANALYSIS: Because the proposed preliminary plat does not include public street access for all of the single-family homes within the develdPment, and because the proposal does not allow for efficient re-development of the adjacent properties, and because the proposal does not provide a good transition to the surrounding properties, staff is not supportive of the development. Please see the analysis in Section 8 above, within this section of the Staff Report, and Exhibit C for detailed analysis of facts and findings for a preliminary plat. 1. Access: The applicant is proposing to have the six new homes take direct lot access off of N.W. 11 th Avenue. N.W. 11 th Avenue is a local street with a 50' right-of-way that runs parallel with the eastern boundary of Danville Place. ACHD is requiring that the applicant construct 11 th Avenue to one-half of a 36-foot street section with rolled curb, gutter, and 5- foot concrete sidewalk to match the exiting improvements provided by the northern and southern adjacent properties. The remaining two large lots/homes currently take access off of a private road, Leisure Lane. Access to the existilli homes, that are to remain, has not been proposed to change (see below). As mentioned in the Staff Report above, the proposed preliminary plat does not address the existing public street access deficiency for the parcels in this area. Because the applicant is not proposing to help facilitate the development of the other large parcels that currently take access to Leisure Lane, staff is not supportive of the proj ect. Danville Place Subdivisio~-06-007, PP-06-043 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 ,( 2. Leisure Lane: Leisure Lane is a private street, improved with two travel lanes and paved shoulders only. At this time, Leisure Lane is the sole access to Cherry Lane for approximately twelve single family dwellings. Two businesses at the comer of Cherry Lane and Leisure Lane also take primary access from Leisure Lane. As the city does not maintain private roadways, Leisure Lane is in poor condition and is substandard t the entrance, the street section totals 29 feet including an 8-inch curb and 3.5-foot walkWay. However, at the terminus of the commercial property boundary, the street section tapers down to 18 to 20 feet wide, where no curb or walkway is provided for. The Meridian Fire and Police Departments have requested that all lots within the subject development take access onto a public road. Additionally, as the UDC (Section 11-3F) does not allow single family dwellings to take access via private streets, with the exception of mew developments, staff is not supportive of the two subject lots' continued access onto Leisure Lane. 3. Emergency Access Easement: The Meridian Fire Department is not satisfied with the emergency access proposed at the north property boundary. The northwest comer of the property does not meet the Fire Departments turning radius standard of 28' inside and 48' outside. Therefore, MFD is requesting an appropriate turnaround be constructed at said northwest comer. Additionally, the applicant will need to clarify at the hearing whether the access to the turnaround via N.W. 11 th Avenue will be gated or blocked by bollards. 4. Canals / Ditches ;tIrrigation: An irrigation ditch runs the entire length of the eastern property boundary which services the large lot properties to the north and northwest. Accessing the six small lots would require pipingJi tiling of the irrigation ditch. All irrigation facilities, along with their easements, must be protected and continue to function. And any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Nampa:~pMeridian Irrigation District. 5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single- point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the fmal plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11;.,3A-15 and MCC 9-1-28. 6. Fencing: At the public hearing'! the applicant should state whether the existing fencing will remain or if alternate permanent fencing will be installed around the perimeter of the subdivision. The applicant should submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All perimeter fencing must be completed prior to issuance of building .. permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. = All fencing shall be installed in accordance with UDC 11-3A-7. 7. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of Danville Place Subdivision~~ RZ-06-007, PP-06-043 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 caliper inches of those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department. b. Staff Recommendation: Based on the above analysis, staff finds that applications RZ-06-007 and PP-06-043 do not conform to the Comprehensive Plan policies and UDC standards. Staff recommends denial of said RZ and PP applications. NOTE: As the Planning Department's recommendation is for deniat we have not included any conditions of approval. However. in Exhibit B" Staff has included the comments and conditions of all other agencies and departments providing commenting on this proi ect. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat (Dated: July 26, 2006) B. Conditions of Approval 1. Planning Department (NONE) 2. Public Works Department 3. Fire Department 4. Ada County Highway District 5. Nampa / Meridian Irrigation District C. Legal Description D. Required Findings from the Unified Development Code Danville Place Subdivisio~-06-007, PP-06-043 PAGE 9 CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 20fJ6 A. Drawings 1. Vicinity Map Exhibit A CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 2. Preliminary Plat (Dated: July 26, 2006) Exhibit A CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF mL Y 20, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT - None, the Planning Department is recommending denial. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer and water service to this developmen~is being proposed via extension of services from mains in 11 th avenue. If this development is approved the applicant shall be required to install sewer and water mains to and through this development. This would include mains in all public right-of-ways that are required by ACHD, the Planning Department, the Planning and Zoning Commission and City Council. As well as along the frontage of the western edge of this development. 2.2 The applicant shall install mains to and through this development; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.3 The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. City of Meridian standard forms of easement are required for all mains not located in the right-of-way. 2.4 Fire hydrant number and placement shall be coordinated with the Public Works Department during construction plan review. 2.5 All required sewer and water mains not located within the right-of-way shall be required to be in common lots owned and maintained by the HOA. 2.6 Any sewer manholes not located in the right-of-way shall have an all-weather access road installed to them per City of Meridian Standard Specifications. 2.7 Public Works is very supportive of the Planning Department's desire to have public right-of-way way dedicated with this plat. 2.8 The existing houses shall be required to connect to City services. The applicant shall be required to pay assessments prior to signature on the final plat by the City Engineer, and be responsible for the actual physical connection prior to Certificate of Occupancies being issued. 2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.10 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.11 Per UDC 11-3A15 the applicant shall be responsible to install a pressurized irrigation system that serves all lots within this development. The use of surface water shall be used if Public Works deems it necessary. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "fmal draft" being required prior to final plat signature on the last phase of this project. If it is to be owned and maintained by an Irrigation District then evidence of a license agreement shall be submitted prior to scheduling of a pre-construction meeting. 2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round Exhibit B CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the fmal plat by the City Engineer. 2.13 Any irrigation pump stations shall be required to be installed in a common lot per UDC 11-3B- 6E. 2.14 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the fmal plat by the City Engineer. 2.15 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.16 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.1 7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.18 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.19 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.20 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.21 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the fmal plat. 2.22 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.25 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.26 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.27 The engineer shall be required to certify that the street centerline elevations are set a minimum of Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom a~ elevation of the crawl spaces of homes is at least I-foot above. 2.28 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or frre hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire COIle Appendix C. 3.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the frre hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ~" outlet face the main street or parkini lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above fmish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turnaround. 3.5 All entrance and internal roads, and cul-de-sacs shall have a turning radius of28' inside and 48' outside radius. 3.6 All common driveways shall be strai~t or have a turning radius of28 inside and 48' outside and shall have a clear driving surface which is 20' wide. 3.7 Operational frre hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 Building setbacks shall be per the International Building Code for one- and two-story construction. 3.9 Provide exterior egress lighting as required by the International Building and Fire Codes. 3.10 There shall be a fire hydrant within 100' of all Fire Department connections. 3.11 The emergency exit shall be blOlked by either gates or bollards and shall be accessible only by emergency service vehicles. Please coordinate with the Fire Department at 888-1234 to work specific issues associated with this item. 4. ADA COUNTY HIGHWAY DISTRICT Exhibit B 4.1 4.1.1 4.1.2 4.1.3 4.2 4.2.1 4.2.2 4.2.3 4.2.4 . 4.2.5 4.2.6 4.2.7 4.2.8 4.2.9 4.2.10 4.2.11 4.2.12 4.2.13 Exhibit B CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 20116 SITE SPECIFIC REQUIREMENTS Construct 11 th Avenue to one-half of a 36-foot street section with rolled curb, gutter, and 5-foot concrete sidewalk to match existing improvements to the north and south. Construct any access to Lots 1 through 6 a minimum of 50-feet from the nearest public intersection to be no greater than 20-feet wide, paved the entire width and at least 30 feet into the site. Comply with all Standard Conditions of Approval. GENERAL REQUIREMENTS Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Comply with the District's Tree Planter Width Interim Policy. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations at 387-6190 in the event any ACHD conduits (spare or filled) are compromised durin.g any phase of construction. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Any change by the applicant in the planned ~e of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 20Q6 advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 5. NAMPA / MERIDIAN IRRIGATION DISTRICT 5.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of a underground, pressurized irrigation system. 5.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site, contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review prior to recording of the fmal plat. 5.3 All laterals and wasteways must be protected. 5.4 The developer must comply with Idaho Code 31-3805. ~ ~) Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 c. Legal Description Exhibit C CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 Exhibit C CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 D. Required Findings from the Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; See Comprehensive Plans and Policies as listed in the Danville Place Subdivision Staff Report - Section 8. Staff does not support the zoning and fmds the proposal in conflict with the Comprehensive Plan. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff fmds that the development of this property should be required to comply with the established regulations and purpose statements of the requested zone. See Section 10 - Analysis for more information. c. The map amendment slall not be materi2lUy detrimental to the public health, sAfety, and welfare; Staff finds that the proposed rezone, and subsequent development of this property will be detrimental to the public health, safety and/or welfare, if approved. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this fmding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff fmds that the proposed zoning amendment may result in an adverse impact upon the delivery of services by the Meridian Public Works Department, the Meridian Fire Department, the Meridian Police Department; all provide services to this area. e. The rezone is in the best of interest of the City. Staff does not believe that rezonin2 of this property to R-8 is in the best interest of the City at this time. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plBt, or short plat, the decision-making body shIll make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is in compliance with the adopted Comprehensive Plan Future Land Use Map desi811ation for this site. However, there are several Comprehensive Plan Goals, Policies and Objectives that the proposed plat does is not consistent with; Staff does not support the proposed layout See Section 10 of this staff report (Zoning and Preliminary Plat Analysis) for details. b. Public services are available or can be made available and are adequate to Exhibit D CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 accommodate the proposed development; Staff fmds that public services can be made available to accommodate the proposed development. However, the applicant has not proposed to extend all of those public services (public streets, sidewalks, etc.) as to accommodate the proposed development and the neighboring properties. Please see Sections 8 and 10 of the Staff Report above. ~ The plat is in conform.nce with scheduled public improvements in accord with the City's capital improvement program; If approved, the developer will be installing sewer, water, and utilities for the development at their own cost. Staff finds that the subdivision will not require the expenditure of capital improvement funds. . There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this fmding. (See Exhibit B, Agency Comments and Conditions, for more detai1.) &c II:~ The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. i The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D ~~~ :~; r~ 11'. :;:- ::.'. :.-..:.~..:. - _..- J.' .-. ........ . - .!;-~,.:;. -_ . ..:.:.:.:........-:-::"-:... ...-::"---- -... :- - -::":{."I!"""-- :~; ~~ ~~=" ,". :~;, ~.: :..; (k~uL~ ~~ .. s. Franden, President . " McKee, 1st Vice President : .~vens, 2nd Vice Presi(!ent . R. Huber, Commissioner . Arnold, Commissioner "4-. August 29, 2006 ~..,~. Applicant: ..:,,{:. Danville Homes, LLC 3192 S. Daybreak Avenue Meridian, ID 83642 Owner: r ~ Gary Weeks & Margaret Wallett 1812 Leisure Lane Meridian, 10 &3642 Representative: Briggs Engineering 1800 W. Overland Road Boise, 10 83705 .~~ Subject: Danville Place Subdivision/MPP-06-043/MRZ-06-007 '.812 & 1838 Leisure Lane 8-lot residential t: On August 29th 2006 the Ada County Highway Distri~t acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and ~:street improvements, which are required. .,~ d :i::~r:~:e\n\::es[;f;e feel !ree to contact me at 208-387-6187. J~: Andrew :Mentzer Planner I Right-ot-way & Development Services CC: Project file, Construction Services, Utilities, Meridian City t" E: ~ :rJ ~ :~ . :.Ii ~ & .;i~ 11-: _._"~'1c::3._~~_:.!I!IiIf. ..' - ~~. __C-....J~..-r.o...- L ~- ~ IJ' ^- ""=":'\1_._ :.... p -- ==-- =1__ . :.-:~.... : :..... _~..=.-o:: .. -..:::::=-.=-.-~ _:.I!:-i - -==-==:: =~ ,;:,:-__ _ _ _ ~ ~ 1;=, :t~-..i =-== -~~~~~......"3! ==-.:: ~ ..._ :"1 ~ ':::' -~'I-' ,~ ~~ ~ -~ ~::;:=- -~------.-;- n ~_---=='-U-=~ '.' Danville Place SubdivisioniTtlPP-06-043/IIRZ-06-007 This application is for the rezone and preliminary plat of 1812 & 1838 Leisure Lane. ~ -. .~".i r :-" .. -...- -.. -- -- - -" ":. ,. tt~ "'I '::I - . Project/File: Lead Agency: .,; Meridian City Site address: ~ 1812 & 1838 Leisure Lane t. ..v.- ~ Stl--LAV~.c . -.1 _ ~j ~ " ~ _~~,... 1 _ 1_.All. roval. ;;.~ August 29ti". 2006 ~+ ;~ I~; Applicant: ~t 1~ ~; ~ Danville Homes, LLC 3192 S.-Daybreak Avenue Meridian, ID 83642 ~:~ ~i ~ . Owner: Gary Weeks & Margaret Wallett 1812 Leisure Lane Meridian, 10 83642 Representative: Briggs Engineering 1800 W. Overland Road l3oise, ID 83705 Staff Contact: Andrew Mentzer Phone: 387-6187 ~ E-mail: amentzer@achd.ada.id.us August 29th 2006 Tech Review: Application Information: Acreage: 2.28 Current Zoning: R-4 Proposed Zoning: IR-B Residential Lots: 8 ~; A. Findinas of Fact Existing Conditions I s.= 1. Site Information: The site is currently occupied by two single family dwellings. ~ 2. Description of Adjacent Surrounding ~~ea: . , :'~~~-~~f :,-,~- ~~:~~: -. r ~ -::: f-!&- ~i ;~'~ ~ ~~'i~ '~'<~7:;:-r~~~~~.'.~ . \~ ~rk"'!i~~"JI~t"'':f.l'''~- .~., . j ~~. .... ....e4..,;.:J:~t:......~ ~,~- \ii-11.fn.. ~~'P-~,t~: ~ t .~p,~.. . . "~:t ~ ~~. .!~' ~. ~~'~":"."r?~;if, ~. t:G4 \_,~f'>"~, ~s~ ;,~ ~,- . I . ..\ ~ ,.~..,\, ....,~/,;j~ ' ~ G'''J<:~~~ ~- ';u .... -~~'* '.:..-:- . , ~,... ~ .-"":~~~,,~~.~~ . , ".ft~'~~.,.._-.. ..~-~~".,.FJ;~. ~ -'. -jL..,;d . 1:_.t;,.~X:':_- .~.', ~ 'J~' :k It ~ml' i~"'4 ,~~~rm J ~.i-t - · 11&- !:cl" ))':f, , L.J t, !"'IlaIY">j - -U";"~'-~ ~-- ff l :~ J, 11 ... "lof ~ ."p & ~. ':. "'".t :m:h'" '" i: ~ t" ';'t 1;.11) -.... . ,<( -, .(1"1 ,... .,h't-"~......"'"V. ~ 1 - . "".. .1 f'SJ--'7"1' 1T'" ~.,' "J."'. -JJ. ~ . 't' : ...J .... - I.. ," r;; . Ilft.- , t:-?1t/ dJli!\!J,~ . -. .t,. ~ '. -;..W/ I .-'l J IJ i ~r;;" ,,~::-']]':;" 'H~d~!;;~"~m""'''' -5' c4__W~~~iii;.-.}.,.. ." __,~;,;l. .\. -~ I"~~:.~-kof~'~ rr.WJfA~~ .~:.; '...... .~~..<;,.~~ ~ ~ '~"':+~ - ~'~-""'r'~- ~..a.-.$:"I ~-"1 r:4,~ '~. -y,~~ ~rL-:;;, ~~~"i', r f rv~..:;-~~.~..! .'~t1'-.1i. .:U ;~t~-f!!fL, r:<.~~,:,~ -.~ 40 ~~- . f;i.. ~ ,~~~. ",A~ ,,,~ Jf.t}5J '10", ~ '! J;:liD-.:-" .l~ \ ''T~ sf -~,. 1m' . ~ ......:;,.. , : . "'II:E~~t3.~../ ".:, ., ~~~ .~~:V-." .: ~~}~I :..:. i~;,.... ' .. r. ~;J . ~,.I 1'1='1_ -I!ii3 ~~ "~1' ... 1-1:it, :..: ""fj; ,~1' .~ . '-'~...., ~: ~. ~ _ . ,~ i. ~~......! ....- '3 '~. . {. fro {~~ ~III' -- 1 1-:u;::1........-.~.L.~.h 'r.t,}'lh:';A~ ~.t--T~~ '.~ :~l il, " -~. ~;~~i '~~iti~,:,!' ~~J ~ d'~-.u~J:-~~~' 1 .' ~ I...L...~_. .1 . ~- ~b'I-"'i..I:!to'; -.1., f . ,\>=1 'TI" I::,...; , 11 , .1 d~ fV'_~'" . I. ,C&. 1" .: j'!:~1: I ~ ,n ~~ , ~~~., ,:;itt' ...~...... ~~ .[h.. ~-;I L~'-' 5r~~ ., \~~:r~~_:_~~:>,\~,j~~ .1'~J~~~ ~l...r _'-"''t"_, .l\~_~ .~~. -~E?rJ.;:~~.:;~;.T~tt!I!!i;:&~, - ..~,- . --~~;~-~-~~~:. I ~.-~.;;;- -1 ;;,11._ ---- '4' ll;~": :~,"..;:,"...l~i....L. ::~I~' - . , 'J.~ .t.:! ~ j!jj t~ ..."" :iI :!: I Zoning I I Direction I Land Use :~ North Residential R-4 South Residential :;;,~ R-4 East Residential ~ rJ: R-4 MWest Residential l7. R-4 . - :"::~ . Existing Roadway Improvements &Right-of-Way 11th Avenue is currently improved with 2 travel lanes, p~yed shoulders, and no curb, gutter or sidewalk abutting the $ite. 11th Avenue currently has 50-feet of right-of-way. ~ ;:J ~..J.: ~ ;i -~ ~ . ~ :I.' ~: III :' 3. :..! :. l5 ~ %" 4. Existing Access: iL! ~ :~ ~'(i I'. 5. Site History: Davelopment Impacts ~I. 1. Trip Generati.9n: , oJ 2. Impact~ees: ~+ 3. Traffic Impact Study: 4. Impacted Roadways: lJ .Ioi .~ 4", ~ ~ Leisure Lane is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter, or sidewalk abutting the site. Leisure Lane is a private weet. ~ ~ ~ ~ There are currently two rural approaches accessing the site from Leisure Lane located approximately 18-feet and 210-fe.et north of the south property line,Jmeasured ne"r edge to property line). There is currently continuous ~ Qon-dediineated accesS'to'"ihe site from 11th~Avenue.. ~~ · ro ~: ~ ACHD tlas not previously reviewed this site for a development applicationft.~ ~ 'Z ~I ~i- This development is estimated .0 generate approximately 60 additional vehicle trips per day (20 existing) based on the Institute of Transportation ~gineers Trip Generation Manual, single family dwelling land use designation. I -,; '",J ~ There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. ,~ ~.t"I " A traffic impact study was not required with this application. Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit 11th Avenue 385' Local Street N/A N/A 20 IQIPH . Leisure Lane 395' Private Street N/A N/A N/A . ~ l..t :; 5. Capital Improvements Plan/Five Year Work Program ~ There are currently no roadways, bridges or intersections in,t.he general vicinity of the project that~ are currently in fi-.e Five 'r'~r Work Program or in the Capitir~lmprovements Plan. J3~. FindinQs for Consideration 1. Tree Planter Policy . ~~ .:- . ..~ .\lo"';: t~ .::: i! '= !~lj lti ii.~ . "I Tree Planter Policy: The applicant should also comply with t~e District's Tree Planter Width Interim Policy which prohibits all trees in planters less than 6-teet in width. In addition to prohi~iting trees in planters less than 6-feet in width, the policy requires a glinimum planter width of 6-feet fo~ class IL a~r~ tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III +J trees to provide a minimum planter width of 10-feet. ~ ~ ~ II. 2. 11th Avenue Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-ot-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. · ~ ~~ ~.......~ Street Section Policy: District ~olicy 7204.4.2 states, udevelopments with any buildable lot that is less that 1-acre in size will typically provide stree9:s having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of- curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete si~ewalks shall be a minimum of 5-feet in width unless ~i;~ !hey are separated froltfthe curb 5-feet or.more in which case i\tIe sidewalk shall be a mirllmtifn of'~ ".JJ, ~: 4-feet in width. . '.If, ~ ~ ~ . Applicant Proposal: The applicant has not proposed to construct any fmprovements to 11th Avenue. x ~.' :;;; "IIi ~ ~ Staff Recommendation: The applicant should be required to construct 11th Avenue to one half of a 36-foot street section with rolled curb, gutter and 5-foot concrete sidewalk to match existing improvements to the north and south. There is sufficient right-ot-way existing for 11th Avenue (25- feet from centerline) to construct the noted improvements. 1.01 I~ 3. Driveways {1 Driveway Offset Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersectiOn a minimum ot 50~ feet (meAsured near edge to near edge). I ~~ ,;, I ~ Driveway Width Policy: D~trict Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. I' · All Driveways: Graveled driveways abutting public streets create maintenance problem.s due to gra..vel being tracked onto the roadwqy. In accordance with District policy, 7207.9.1, the,grapplicant should be required to pave the driveway its full width and at least 3D-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing ~4 roadway edge. 0. .t:: Applicant Proposal (Internal streets): The applicant is proposing to take direct lot access from 11th Avenue for Lots 1 through 6; with access to Lots 7 and 8 (the existing dwellings) coming from Leisure Lane. r I . !U ," ~~.; '. 'if- . \ ~ ,~~ I r..;: ~ ;r. j;t, ~ . , ataff Comment/Recommendation: The applicant should be required tal construct~an}l~access to. Lots 1 through 6 a minimum of 50-f~et from the nearest public intersection. These driveways should be no greater than 20-feet wide, paved the entire width and at least 3D-feet into the site. Access to Lots 7 and 8 should not intersect a public roadway. ~i :i: ~ i~ ~ ~ (e:- ....11 ~ ~ .. ~ ~ :&: C. Site Specific Conditions of AQProval ::;iii ., ~J 1. - - '. Con~ruct 11th Avenue to one half of a 36-foot street section with rolled curb, gutter and 5-foot concrete sidewalk to match existing improvAments to the north and south. w;: ':" .. ~.i: 2.1Jt.: '.' :1~:Construct any access to Lots 1 through 6 a minimum of 50-feet from the nearest publie1ntersection to be no greater than 20-feet wide, paved the entire width and at least 30-feet i~o the site. 3. ~~ ~ :I~ ;"I' Comply with all Standard Conditions of Approval. + ....11 D. Standard:~Conditions of AlWroval tl -c L!J .:. ~I ~ ~ ~, ,~~ ;1 :~ 1. .. Any existing irrigation facilities shall be relocated outside of the right-of-way. ::sr 7., )~ 1i! 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or righ.t,.-of-vvay. :~t ~,. ~ ~ ~: ~ ~ i,.i':l- ~~';;. .ftr~ ...~ '1 l:!., ~ ).1. ~~ S 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. I,. p. ~-.: M ~ ~ ..ff. 4. ~eplace any ~existing damaged curb, gutter and sidewalk and any that may be damaged during the I'. construction of the proposed developg1ent. Contact Construction Services at 387-6280 (with file number) for details. Ijj Comply with the Districtf Tree Planter Width Interim Policy. .: ::: 5. ~ 6. ~ :7. 8. ,. 9. 10. 11. ~ ~~ ~ ' . :...~ t-; Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. , . All design and construction shall be in ac~ordance with the Ada County Highway District Polic~ 'm Manual, ISPWC Standards and approved supplements, Construction Services procedure~ and all applicable ACHD Ordinances unless specifically vraived,j1erein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. ;.; = The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Roa~ Impact Fee- Ordinance. lU It i~ the responsibility of the applicant to verify all existing utilities within the right-of-way. The ~ . applicant at no cost to ACHD shall repair existing utilities damageclf>y the ap~nt. The applicant' shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-af-way. The applicant shall contact ACHD Traffic;,Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. II 12. No change in the terms and conditions;Of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized ~I.~ ~ 11".11 d ~ .I~ !:1: . r/"fl '~ ~:. representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation~of any change from the Ada Co~nty Highway District. ~ 13. ..... ;;::; ,.... .- Any change by the applicant in the planned use of the property w'ffich is tfIe subjecrof this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change thet:\pl~l1ned use(lllof the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought.!~ ;~ · · ..~ 0;;: ~ (...1 [t. ,~ ~ ~ f; p E. Conclusions of Law ~ 1. I The proposed site plan is approved, if all of the Site Specific and Standard Conttitions of Approval are satisfied. 1:: N 1L"fl !'":~ 1L"fl ~ ... 2. ~~ ACHD requirements are intended to assure that the proposed use/development tJill not place an sndue burden on thO:. ~xisting vehi@lJlar ~~~nsportation. ~Y$ten} Wi~~y, tr~ Mi~iQity ~."pacted by the proposed development. _ ~~ ~ :;(: ::;: ',I !!.': ~ ~ '.\' Attachments 1. Vicinity'Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist ;(1 OC~ :-r I.":. ....11 ~.. ;-: :-:< II :jt I'Q 'I.. :::ii I:=! tl, ~ ::= ...-.:; .. :tf1. I€: 14 :e ::::ii 'it t: , ~ .) ~ . ~( ~ !10 :"'i' ;f. Ijjj 'Ii.'!.ir I' II l ~. lit .:- ::.: ~ ~I I..~ . .. I I~':. ~ -=,l rr ;;,. :.:c ~ .... . -:-- ~' '- ~. ~ r:.!: ~ :1(1 (l~ j~(: ~I~C~~J., _ __~ -. _ - J.i -- ~ =i l'~~ ~ ~t ~ :..~ .... tt I'~ ~ ~.~~ jfi . ~~ I~ ~~~f: :r~Ij);' Ii - II , . :-z:."~~~ ~ I'. r: ~~ ~ . il '"I . I: ~1Ii;I;~ ~~~ ~ ~ t. a~ ~; ~ .If ~ I ~II ~~....... i'J ~ t -~~ ~._.~~ ~~ ~l;: ~ ~ ~ ,e ii! ~ Ii :j"~~ rr~ !$. !.l ':T ..... . - ~~ ....;Ii; ~):~~I.. :#,~' !i ~ II ~ " ~ ~ ~~...!k~ J :: ~ ~ ~ : ~ r<<: ~~ . ~~. H==- ~.' ..~ g~~~ ~~II ~ ~~-' itL ~ ~ I ~ -.. ": - :S;j.'I. I ~~:;; :!;Ii!:?, -.;: ~~ Co , . ;:::; .. rr.ll o~:~: .>~~: ~]f\~ ~ ...~. ....~~ _..~ l <; ~II ~ l~: Il .. 14! 4 ~~~ ~~ ~ ~::;; ~~ ~~r ~~~-z~;'iV'~ l'll ~ - II III )o~ ~'Ri! . I' II :;; r . . ~ ~I~ . ~ ;;: ... ... .g .-. .. :~ ~ I - ( .:- 111 ~ tf". ... .. ... . ~~..~ ~........., ..~ -.:;;."~""'I' - -..........i- ;;:-=: .l.1<<~ ~~~: r!a ... io1 .0.:: - i"} .'.j ~ ~ ::iLl ~ i;1~ "{;.i .. ~ ~ :'-1 ~ :t::: ~ =::s ~i~ K4 !:! ~\y r;x ~ ~ ~ ~ ~'L a~" a~ ~ ~.::i1 1ii1 ~. i':'i \... .J- ro ~J. .,ozd ~ ~ ~.-: ~..""'i ~ . ~ :!: :~ ~ ):..: (t ~ ~~ ~'f :~ :tld ~ ~:II ~: I.i.l ~~~~ ~ ~!'I, ,iJo'~ I r. :. i"'IIl .. .......J.~ ~ :I..." m ~ .r,j ~..-; ~ I'; ..-: p !) ~ =-= · t:\ :i: ~ :( 4\~ II ~ii1. llequest for Appeal 'of Staffi-"DecisioJl ...'11 . L'O'j ....11 :::::...~ ~ ~-t .;0 ~ ~:( ~ ~ .~ ~ ~ 'I.~ Appeal of Staff Decision: The Commissjgn shall hear and decid&<appeals by an applicant ofl'the oC final decision made by the RO,!,/DS Manag'~r W;t:ten it is alleged th~t the ROWD~ Manager c!!d not \\= Iii properly apply this section 7101.6, did not cons1der all ptth~~~le~~tfa~s pr\is~nt~ m~~e:an error of fact_or lawL abused discretion or acted arbitraril)l and capricious1}t in the Irrterpretatlon or :.: .. >- ~ I_~ Y,' enforcement of the ACHD Policy Manual. x ~ ~ 'fIR. 1Iw. ',_,I _ ;._ ... . _ ~ ~ ~~ ~ ;r; ~; ~ ~ ~ ~.~ ... ~-:'~ ~ (l: ... 'i~ :~ ~ .:-: 'I' ~ '~j= ~~ ~ a'; Filing-Fee: The Commissio~may, from tim~to time, set rea.lonable fees to be"'ch-arged : ~ 'i' ~the applica!1t for the p~ocessing of ~ppeals, to cover administ~tive costs. .~7 '. ~~.: '! !l ,"", ,r;;:.~" Tl 11 ~ .~~i ~f"j · I itl ~.-Hi j"j.~ _:,: ~ ~ ... OJ!) ~.:;, 11\ b. Ini~lfon: ;'~AIl(;la"ppe;1 is initiat~d by. ~e filing of a ~ritten: no~~ o~ appeal with .th"'e e>; ';~'I1~ St:!'cretjry of Highway Systems;";:which must be filed within vm (10) workjp.g days from . '" \, the date o~ t~e de~ision that is th~ su~ject of the appeal. The~otice of app~llshall \~fer :I!;,~ ~~. to ,., tbe ",decIsion being appealed, Identify the ~ppellant by name, address ~nd telept:lc;>ne~; :1\.-011 ,"2 .. num~er. and st.ate t~~ gro~~ds for .the appe~. _j~ gro.~q~.maN }~ci~cte \ .~r,~~,~.~,: ~:'~ summaPy of the provIsions of the 'Policy relevarif'fd''tfl-e appfil"',"CVor",ttm fact~~rftf law ~ w'" relied _~pon and :"shall include il written argument in support of the ap~al." T~~., ~ COJJl."11ssrbn s~all Q,ot c.onsider a notice of app~~t~at~;~do~s ~notioj compft_, with .~i~:' ''to; provIsions of thiS sUDsectlon. ~~ iff .-. ~ :~I:~ ~., ~.- ,.:~~ ~ ~ ~ ....II~ "f:l' - ~ ~..~... ~ ~.: ~ .~G. ~ C. Tjm~ to Reply: The ROWDS Manager shall./1ave ten (10) wotta~'days.from tbe.dat~ of ,'.: ~ ;ll the filing of the notice of appeal to reply to the notice of thEfapi)eal, and may during'suctkJi",,_ :t: time meet with the appellant to discuss tbe matter, and m~y also consider andLor",modity' '" the decisi~n that is being appealed. A copy of the reply, and any modifications to the deci~ion being appealed will b~ P50vide~ to the appellant 11 prior :oj to the- ~omm!s"Si~n "' heanng on the <iPpeal. - \ ".~ .~, ....~ ._ m ~" ~ !~I _ _ I! -d. Notice o~ Hearin~: Unless otherwise"agreed to ~y .the appellant, the hearing ~f t~~:o:~/'~"'''i r,j appeal WIll be noticed and~!scheduled on the G.9mmlsslon agenda at a regular meetlngto ~~ ~ be held within thirty -(30) ~d.ays following the delivery to the .a~pella~of the ROWDS;!\ ~ ~';'J1 if. Manager's reply to ~he notl'ce of appeal. A copy of the de,clslon t;Jelng ~ppealed~ the. ~~ ~~f( notice of appeal and the reply shall b~delivered to the Commiss10n aneast one (1 )'Wl"~,,,,"~ week prior to the hearing. ~ ~ {t~ ~. ;fi ~~ ~ :tlli ~ ~ ~ ~ III ff. l~ ~ A ~~ =-l ~ ~~:oo.P~ ~ ~~ ~ ~ .- ~ e. Action by Commission: Following the hearing, the Commission shall eitner affirm or reverse, in whole or part, or otherwise modify, ameQd or supplement the decisiog b.eing ~ :.: ~ >!f appealed, as such action is adequately supported by the law and evidence presented at ~ ~!the hearing. i~~ ~ ~.' . 2: ~ ' i~i ~ ~, ~)~ i' ~ ~~~ ~~; :.u ~ rt. ~ i:1: ~:m. ~~ ~ ~ :lI !10 . ~ l..t .... r~f. ti + ~ ~ -:.:r.: ~ J:~ l..t .: :81) ~ ti :,: r.. ::;ii' ~ ~ II ~ ::..: e Development Process ,:Checklist I~ ~.) I8ISubmit a development application to a City or to the County I8IThe City or the County will transmit the developmen~ application to ACHD w ~l': :. :e.! ~ ~ ~ ~~ ~ :-: :III; I8]The ACHD Planning R.,iew Division wilbreceive the development application to review :~ [8JThe Planning Review Division will do one of the following: -:t ~; I.AJ :t. ;10! C~ DSend a "No Revi~w" letter to the applicant stating that there are no site specific requirements at this time. I DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous i.(jevelopmdht also apply to this. devEJIopment application. I8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ~ ~ ~ ~ ~ .. tlI:. ~ DWrite a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. $) ij:;i DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: . The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development ~ Review Diviiion for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) . The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not liniited to, driveway approaches, street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU RElfAErlBER: I. Construction (Zone) D Driveway or Property Approach(s) . Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. :.,''1: D Working in the ACHD Right-of-Way ,~ . Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"'l to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. (I ~ Construction (Subdivisions) D Sediment & ErcJsion Submittal . At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Constru~ion - Subdivision to be reviewed and approved by the ACHD Drainage Division. ~ o Idaho Power Company . Vic Steelman at Ida~o Power must hawe his IF-CO approvc~ set of subdivision utiiilY pians prior tok:pre-Con being scheduled. . ~ D Final Approval from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. ... Id ;(1 ..PfJ -.oil:? 7-/~y,/It' J1'J.?-C~ (~ Return to: o Boise DEagle o Garden City ~eridian DKuna DACZ o Star r;'I~~ CHDD~E~~TATRARRIATCM;-JN~ CENTRAL DISTRICT HEALTH DEPARTMENT -... L Environmental Health Division Rezone # Conditional Use # Preliminary / Final/Short Plat ~-z Ob -00 7 ~ ..... ......... -:. .......... . -~~.~--....---- ...... ::. ':":.-:-. -~. ..._ ::.. ............h......... .. ... ..... .. ~~ .~.: ...~-..:. 'l..~':>...,...... . . . . . . . .~~:::. . .. :""':' ~ ,. :'~ '~ ' ~~ :r: .~,.~ :.. ii.i ~~ !I.~ STATE OF IDAHO ) ) 9 ) COUNTY OF ADA .~I, I , Mike Arnold, (name) Premier Signs. Inc. 2100 E Fa.irview Avenue. Suite 7 (address) 855-0380 (phone) Meridi~!n ( city) .~.. ...) AFFIDAVIT OF POSTING , t,': Idaho (state) , being first duly sworn upon ..oath, depose and say: .:-!:! I personally posted the subject property with the hearing n~tice sign 10 days prior to the public hearing for the Request for Rezon9 of 2 28 acres from R-4 to R-6 and PrAliminal1' Plat approval of 8 building 10m, for Danville PlacA Subdivision Dated this 20th , .~j) ~ : day of September ,2006 SUBSCRJ:.~ED AND SWORN t.:.: :. .:fore me the day and year first above written. ,\",'.1.""" ,'\\ .. I. -l<<'" ,,~, r~ "'- ,,~S) ~;'. ~. iIl'~ ~ ","'.......... v...;. ~ f CJ .t~.b TA},~\ .... C..s T ~\ -,; - = ...~ ....\: - : ~ = i .~ ; ~ :~A 'fj I ~~ ':. <: V8' t..V ....~ ... .. ~ ~ lit' "......", ..-: ., ~1. . .~'\... ~ ~, ~,::..."'n".". ,;,?"" '" .~ Op- \t'~ " '1, \" ",,".It"\\\ Mastei}1ffid-posting My Commission Expires: .~ .~v ~ ff . < ~ :< ~ ; .I~ i i. l : . I i :. I :tl .~.: ~~ ~ ;t' ~:.: ~~ ':" ~ > .~~~:. 1 .~.: ~ LVVU I ~~~;L J r IVI ;tw '{if w-=-_; ,j~l;J, .::>;. ~~\J ~ y~ (\i\\\ lY ~~\J ~ ~ iJ ~ .. ..r\'v~~ ., ; to ., .r-::' \,y ~\;. c... '-', ~ ~ ~""(, 0',,; ~ ..... .'l~::'- Q~'" J' (.\.~ ... . .. \ ,.,~ \... .. . ..~ .{f..)Y ~ September 25, 2006 Allan Walthers 1720N.W. 11th Ave. Meridian, Idaho 83646 City of Meridian Planning Department C/O Barbara Shiffer Administrative Assistant "r ~~ : ...-:.... I .. -:r.~'" I "r.-";': ....... 1..' ~ ':."' ',~.... 0-. .. ~ ,t! ~ ,",'":, ~,;::, .:;..:: lIP ~ ................:lI: ~ ... .:,....... .. Sirs: This is in regard to Hearing RZ-06-007 of Dan viI Ie Home, LLC on October 5, 2006. After reading over the description at your department I have concluded that the rezone of the afore-mentioned property is not warranted in my view. The surrounding properties for some distance are all R-4. A rezone is being done simply to raise the density of homes that can be built within a small area. This lowers the surrounding property values. Building eight homes on the property is crowding and unsightly- Please do not rezone that property. Thank you ,~ 4:J~ Allan Walthers '(' SEP 26 '06 14:51 PAGE. 01 Tino and Janet Sanchez 1929 Leisure Lane Meridian, ID 83646 September 29, 2006 City of Meridian Planning and Zoning Commission 33 E Idaho Avenue Meridian, ID 83642 (it RE: RZ 06-007 and PP 06-043 Danville Place Subdivision We would like to request that you consider the following concerns regarding the application for rezone and preliminary plat for Danville Place Subdivision. 1) There is an irrigation ditch on the east side of the property in question. This ditch runs parallel to 11 th Street. It is currently an open ditch and is the source of irrigation water for our property and others at the end of Leisure Lane. We depend on this irrigation water to maintain our acreage in support of livestock. We would request that any approval of these applications include a written requirement that the irrigation ditch be accommodated in such a manner as to continue to provide the same volume of water as is now available. If the ditch is to be enclosed it should be done with a minimum of 12" pipe as is currently used where the ditch continues into the property at 1926 Leisure Lane. 2) We are very concerned about the requested changes resulting in access that could allow additional traffic onto Leisure Lane. Leisure Lane is a private access road based on an easement established against each property. All maintenance".and costs for that maintenance is the responsibility of the residents of Leisure Lane. We have already experienced a serious d~gradation of our road due to the increased traffic forced onto it by the commercial business established at 1200 W. Cherry Lane. Traffic for this business was routed onto Leisure Lane and no access provided directly to Cherry Lane. The section of Leisure Lane from Cherry Lane to the end of that lot is now riddled with pot holes and in dire need of costly repair. We respectfully ask that you please do not allow DanviIle Place Subdivision to include any changes to Leisure Lane or any roads or pathways linking 11 th Street to Leisure Lane. Even if such roads or pathways are not intended to send traffic onto our road, if it is possible people will use them and increase the speed of deterioration and increase the cost of maintenance. ~~ 3) Related to the concerns about traffic on Leisure Lane, we also ask that if the project is approved all construction traffic be required to access via 11 th Street. In addition to the wear and possible damage that construction vehicles may cause to the road, Leisure Lane is narrow and construction vehicles would have the potential to inhibit access for residents. Thank you very much for your attention and consideration of these concerns.